Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40484, -0.11531

SW16 4SA— Norbury & Pollards Hill, Croydon

Location and area intelligence for SW16 4SA, Norbury & Pollards Hill, Croydon

Strong, well-rated schools nearby

 

Schools 80%Safety 83/100Transport 30/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
83
Schools
90
Transport
30
Environment
62
Investment
28

The bottom line

SW16 4SA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW16 4SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for SW16 4SA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW16 4SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Winterbourne Junior Girls' School

Good · Inspected May 2024 · 8 min walk

KS2: 108.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 9 min walk

P8: +0.28A8: 51.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 21 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

51.4 incidents per 1,000 residents

Better than 61% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences37%
Vehicle crime19%
Anti-social behaviour16%
Other15%
Burglary6%
Drug offences4%
Theft2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 488m

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,375/m²
Price per ft²£499/ft²
Avg floor area122 m²

EPC breakdown

C
2%
D
14%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 7%Terraced 89%Other 4%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£305,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+661%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.8%

per year

Acceleration

+51.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Terraced92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£190k+128.6%1.8
Post-dot-com plateau2001–2004£173k£208k+19.9%1.2
Pre-crash peak2005–2007£286k£295k+3.1%1.3
GFC & correction2008–2008£323k£323k+0%2
Brexit uncertainty2017–2017£500k£500k+0%1
Pandemic surge2020–2020£585k£585k+0%2
Rate-rise correction2022–2023£600k£600k+0%1
Current market2024–2025£480k£633k+31.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
11 min walk
Therapia Lane Tram StopTram
29 min walk
Beddington Lane Tram StopTram
32 min walk
Ampere Way Tram StopTram
32 min walk
Norwood Junction Rail StationSouthern · Thameslink
37 min walk
No bus stops within 400m

14

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★48 min
Waterloo56 min ↑
Canary Wharf71 min ↑
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park239m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
McDonald's
760m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.4 km

Energy

Solar: 849 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield849.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

8 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorbury Health Centre · 352 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (501 m)

Nearest supermarketThe Co-operative Food · 787 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

793m

Post office

Nearby shops

Tesco Express392 m
K Corner Off-Licence429 m
Richmond Food & Wine544 m
Green Lane Food Stores777 m

Nearby cafes

Costa657 m
Niki's Cafe782 m

Nearby restaurants

Papa John's621 m
Pizza Hut Delivery684 m
McDonald's727 m
The Village778 m

Nearby pubs

The Moon Under Water501 m
Welcome Inn771 m

Nearby gyms

Norbury Park Lawn Tennis Club144 m
Nuffield Health Fitness & Wellbeing241 m

Nearby pharmacies

Cranston Pharmacy637 m

Nearby health

Norbury Health Centre352 m
Food hygiene (5-star)52% of 84

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,409m
Crossrail 2 route6,452m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,643 nationally

1,731

Est. population

10,621/km²

59%

Employed

41%

Degree educated

£45,100

Median income

4.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

20%
20%
20%
21%
19%
Under 1820%
18–3420%
35–4920%
50–6421%
65+19%

Tenure

40%
38%
19%
Own outright40%
Own (mortgage)38%
Private rent19%
Social rent3%
Shared ownership0%

Ethnicity

23%
15%
26%
24%
White British23%
White Other15%
Asian26%
Black24%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household23%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent19%
Social rent3%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
NONE

Named schemes (500m)

1258, 1258, LONDON ROAD, SW16103 homes
completed
1174-1178, 1174-1178, LONDON ROAD, SW1638 homes
completed
220, 220, Norbury Avenue, Thornton Heath, CR7 8AJ7 homes
completed
206, Norbury Crescent, Norbury, Norbury, SW16 4JY5 homes
completed
1A, 1A, Melrose Avenue, Norbury, SW16 4BX5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
26.9%
Ward turnout
31%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Leila Ben-HasselLabour and Co-operative Party
Matthew GriffithsLabour and Co-operative Party

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Key facts for SW16 4SA

Full postcodeSW16 4SA
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.404836
Longitude-0.115310
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
Ofcom
Met
Office
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